Mumbai Sea-Facing Homes Command a Luxury Price Premium

Mumbai's luxury real estate market has recorded high-value residential transactions, including a deal worth approximately Rs 711 crore for an entire tower in Juhu and a purchase exceeding Rs 294 crore for two sea-facing apartments in Worli.

These transactions highlight the premium attached to luxury homes with expansive, unobstructed sea views.

Rs 711 Crore Tower Deal in Juhu

Embassy Developments Limited has signed a memorandum of understanding with Dinesh Thakkar, founder, chairman and managing director of Angel One Limited, for the sale of an entire residential tower at Embassy Terazza for approximately Rs 711 crore, according to a regulatory filing dated September 22.

The company described the transaction as India's largest single residential unit transaction.

Located on Juhu Tara Road, Embassy Terazza spans more than two acres and comprises approximately 50 residences across five towers. Its estimated gross development value exceeds Rs 3,000 crore.

The development offers one residence per floor, panoramic views of the sea and city, landscaped internal gardens, and wellness and lifestyle amenities.

Worli Apartments Sold for Over Rs 294 Crore

Tanya Dubash, daughter of industrialist Adi Godrej, and her company, Shaula Real Estates Private Limited, acquired two additional luxury sea-facing apartments in Worli for over Rs 294 crore.

Property registration documents accessed by Zapkey placed the transaction at approximately Rs 2.53 lakh per sq ft.

The purchase followed Dubash's acquisition of a luxury duplex in the same development for over Rs 226 crore in May 2025.

Another significant transaction occurred on May 28, 2025, when Leena Gandhi Tewari, chairperson of pharmaceutical company USV, purchased two sea-facing duplex apartments in the same complex for Rs 639 crore, at nearly Rs 3 lakh per sq ft.

Stamp duty and GST added approximately Rs 63.9 crore, taking the total outlay to around Rs 703 crore.

Sea-Facing Versus Sea-View Apartments

The distinction between sea-facing and sea-view homes can influence property values. A sea-facing apartment typically faces the waterfront directly, while a sea-view property may offer glimpses of the coastline from selected rooms or balconies.

Apartment orientation, floor level, the breadth of the view and the possibility of future construction blocking the panorama can affect a property's market value.

According to real estate experts, established luxury neighbourhoods such as Marine Drive, Malabar Hill, Walkeshwar, Worli, Bandra and Juhu command premium prices.

Also Read: Embassy Developments Signs Rs 711 Cr Deal for Juhu Tower

Sea-View Property Prices Across Mumbai

Prices in prime sea-facing locations can range from Rs 1 lakh to Rs 2.8 lakh per sq ft, depending on location, building and property specifications.

• Sewri-Wadala and Mazgaon: Sea-view apartments cost around Rs 35,000–Rs 45,000 per sq ft.
• Bandra, Versova, Madh Island, Gorai and Dahisar: Select creek-view properties range from Rs 30,000 to Rs 80,000 per sq ft.
• Mira Road-Bhayandar: Sea- or creek-facing apartments cost around Rs 15,000–Rs 20,000 per sq ft.
• Ulwe, Navi Mumbai: Sea-facing or open sea-view apartments cost approximately Rs 12,000–Rs 18,000 per sq ft.

Bharat Singh, a Navi Mumbai-based real estate consultant, identified Mira Road-Bhayandar and Ulwe as comparatively affordable localities for sea or creek views.

Also Read: Dinesh Thakkar Buys Juhu Tower for Rs 711 Crore in Mumbai

Key Takeaways

• The Juhu tower transaction is valued at approximately Rs 711 crore.
• Two additional Worli apartments were purchased for over Rs 294 crore.
• Unobstructed views, location and apartment orientation influence luxury property premiums.
• Reported sea-view property prices vary considerably across Mumbai and Navi Mumbai.

Explore Mumbai property rates and trends on PropTech Pulse.

Enjoyed this update? Visit PropTech Pulse for more real estate news, investment insights and property market trends.